Design and Access Statement

This application seeks to incorporate a double garage and a new bedroom into a two storey side extension to the existing property at The Gables, Eaton Hill. James Darwent Architecture have been commissioned to develop a scheme that sits harmoniously with the existing dwelling.

Site and Location

The Gables is a detached property located in the village of Baslow, Derbyshire, which is situated on the River Derwent. Access to the property is gained via a shared lane off Eaton Hill. The majority of the existing building is obscured from Eaton Hill Road.

Existing Property

The existing property is a two storey domestic dwelling with a single storey wing accommodating the main entrance and a narrow single garage to the south-east. A single storey porch is located on its side elevation, providing a secondary entrance to the property.

The building is made from coursed gritstone walls and has concrete tiled roofs. The existing windows are timber sash with sandstone surrounds. The overall appearance is in-keeping with its neighbouring dwellings in style and form. Client Brief

As parking is currently tight at the property and with no provision to turn within the grounds, the client would like to develop a usable double garage and turning space to the side of the existing house. The roof space would be used as a guest bedroom as they currently have no spare room for visiting relatives.

Planning History

A pre-planning application (ENQ 27001) was submitted to the Peak Park Planning Authority in order to gauge the viability of the initial proposals.

Adam Maxwell confirmed on 13th July 2016 that the proposed extension would be considered to be acceptable in principle but advised the following amendments:

- Simplifying the rear elevation by removing the dormer window
- Simplify the roof plan to avoid recess to avoid first floor window
- Potentially reduce overall width
- Remove existing main house dormer if possible

This advice has been taken into account for the proposed scheme.

Planners Over Marked Comments:

The pre-planning application also looked to proposed a tractor shed in the house grounds. This application seeks approval of the house extension only. Proposed Scheme

We have taken on board comments made at pre-planning stage and incorporated as many of these suggestions into the design as possible.

The proposed ground floor plans include:

- A usable double garage with two timber garage doors
- A secondary entrance to the property, accessed directly from the terrace
- A modest hallway closed off from the garage, with stairs to the first floor accommodation and access into the main house

The proposed first floor plans include:

- A double bedroom with views to the front of the property
- An en-suite to serve the new bedroom

The width of the extension has been minimised as much as possible so that it retains 2no usable parking spaces with individual door garages as per Peak Park design guide preference along with space for a landing and stair access to the first floor. Proposed Scheme (continued)

- The proposed side extension aims to be viewed as subordinate to the main house. The ridge height and eaves height of the extension sit significantly lower than those of the main house. This gives visual prominence to the original building.

- The roof line has been simplified since pre-planning stage to be a simple 1 1/2 storey gable which raises the existing porch eaves line by only approximately 100mm. To achieve this the garage floor level has been lowered by 200mm from existing garden level and the existing first floor bedroom window sill has been raised to maintain light to that room, without affecting the roof slope.

- The dormer gable has been retained on the west but removed as advised on the east elevation to the drive side.

- Materials have been selected to match the existing property, such as coursed gritstone walls and concrete roof tiles, in order for the new extension to sit harmoniously with the original house. Window proportions have also been designed to match the original house. Access Pedestrian and vehicular access to the site will remain unchanged. The new double garage will provide sheltered accommodation for a further two cars.

Impact on Neighbouring Dwellings/Buildings Existing 2.5m high hedge planting to the south-west elevation of the property would obscure the majority of the new extension gable from view of neighbouring dwellings. The front elevation of the property faces onto agricultural fields and therefore would not affect neighbouring properties. Due to the modest scale of the extension and the absence of windows to the rear elevation, the overall impact on neighbouring properties is minimal if any.

Environmental Impact In keeping with Government directives on energy efficient homes, it is intended for proposed modifications to meet current building regulations for thermal performance.

Drainage Above ground drainage modified to provide drainage to new first floor bathroom. This will feed into the existing soil stack.

Flood Impact Not applicable as not on a flood plane.

Further Information For further Information please refer to planning drawings:

AWB_PL001 Location Plan AWB_PL002 Site Block Plan AWB_PL003 Existing Plan AWB_PL004 Existing Elevations AWB_PL005 Proposed Ground Floor Plan AWB_PL006 Proposed First Floor Plan AWB_PL007 Proposed Roof Plan AWB_PL008 Proposed Elevations